A View From My Porch: A Short History of the Halls Road Overlay District (HROD), Why it is ‘a Worthy Project’

Feb. 16, 2025—Prologue:
I read a fluorescent green flyer Sunday morning that was seeking signatures on an online petition; which I ignored.

The flyer disparaged the Halls Road Overlay District (HROD) and, of course, had no author or organization. It was anonymous; and began “BEWARE!” and then went on saying something about “A WOLF IN SHEEP’s CLOTHING!!” that may have been on the “tip of an iceberg.”

Then, Anonymous speciously claimed that the proposal included “dense housing” — i.e., “eighty bedrooms per acre;” which was false; but has unfortunately also appeared in other similar attacks. 

Anonymous continued with a recommended list of websites to visit and “scroll through for pertinent information;” and that may have been “the straw that broke the camel’s back.” Further, the Halls Road Improvements Committee (HRIC) noted last week in LymeLine that “there have been a wave of posts on social media and elsewhere making claims that misrepresent the actual content of the HROD proposal and distort its possible impact on our community. The true facts will not support these assertions, nor the emotional appeals based on horrifying and totally false claims.”

Nonetheless, that flyer and a few Letters to the Editor, comments, and essays in LymeLine inspired me to devote this “View” to the proposed HROD. 

I present the project’s key milestones in roughly chronological order in this “View — and rather than a detailed play-by-play on the activities of the HRIC team since its inception (see HRIC section below); I consider their vision, which is detailed in “The Master Plan.” 

Note that this essay reflects my observations, opinions, and interpretation of available HRIC documents and materials.

Halls Rd. is a unique thoroughfare within the “friendly confines” of Old Lyme. Located amongst four Interstate 95 entrances and exits and zoned commercial-only, it is Old Lyme’s principal retail and commercial district and has a 1950s and 60s strip mall look, with deep set-backs and large parking lots lining the roadway.

Within the past few decades, Halls Rd. assumed the appearance and function of an interstate service area. Traffic is dense and moves at a very fast pace from traffic light to traffic light on this “Halls Road Raceway.” There are no sidewalks or safe crosswalks. Bicycling is dangerous.

The Halls Road Improvements Committee (HRIC):

In 2015, Old Lyme’s Board of Selectmen (BOS) appointed a committee to address some developing community concerns regarding Halls Rd. The BOS’ charge became complex and has required interaction with several Connecticut agencies and cooperation with many Town commissions and departments. 

HRIC Milestones:

• In collaboration with the Yale Urban Design Workshop, the HRIC conducted an objective evaluation of the existing conditions on Halls Rd. Several public meetings were held at which the community was encouraged to voice their concerns and wishes; and it was determined that residents wanted the Town’s commercial area to look more like Old Lyme — and specifically, have the “look and feel” of Lyme Street.
• Working with the New England-based BSC Group for their expertise in civil and environmental engineering and strategic planning for communities like Old Lyme, the HRIC initiated development of a long-range plan for Halls Rd. 
• “A formal ‘Master Plan’ is an important tool in seeking grants for work on Halls Rd., for encouraging investment, and for setting budgets” and “broad goals designed to insure the future of Old Lyme’s main shopping district.”
• AI Engineers of Middletown, CT developed design and engineering materials for the new “Bow Bridge.” Designs were presented at workshops and residents voted their preference. 
• Advance CT conducted an economic development study via surveys and workshops in 2020 on behalf of Old Lyme’s Economic Development Commission, and found that, “Over 80 percent of respondents supported additional development in the Halls Rd. area.”
• Developed Halls Rd. Overlay District (HROD) Design Guidelines for new construction or updates to current properties. (also see below)
• On June 17, 2024, provided a status update to the Old Lyme Board of Selectmen. 
• On January 10, 2025, the Planning Commission voted unanimously that the proposed zoning overlay was consistent with Old Lyme’s Plan of Conservation and Development, which was adopted in February, 2021

Approvals:

• Any work along a state motorway requires a DOT “encroachment permit.” In practice, such permits are usually sought in connection with applications for relevant grants administered by DOT.
• Septic and groundwater approvals are regulated by Ledge Light Health District.

The ‘Halls Road Master Plan’ Vision:

Create a walkable, bike-able, mixed-use town center along Halls Rd. —  one that is an attractive place to live, work, browse, meet, and do business. The envisioned changes include:

• Roadway and sidewalk improvements, including pedestrian lighting, to create safe pedestrian and bike routes along Halls Rd. from Lyme Street to Rte. 156 and the Baldwin Bridge — connecting Halls Rd. to the Arts, Historic and municipal center(s) on Lyme St.
• Improvements to existing public green space that could include trails, a riverside park, and new town green.
• A new “Bow Bridge” — reminiscent of Childe Hassam’s 1908 impressionist landscape, “Bridge at Old Lyme,” which features the original bridge, spanning the Lieutenant River at the old bridge abutment, connecting to trails through the green space. Note that this pedestrian- and biker-friendly bridge was consistently the single, most popular element suggested in town-wide surveys conducted at the beginning of the planning process.
• Further, CT DEEP owns a triangle of property on the east bank of the Lieutenant River and is prepared to deed this property to the Town; but has requested that a fishing pier and 8 parking spots be included in the project. Note that Project design work for the bridge and trails was fully-funded with grants that covered concept design, surveys, permitting, and construction documents.
• The Harbor Management Commission has requested that a floating dock be added to the pier. 
• Residential alternatives for seniors considering a “downsize,” who might otherwise have limited options for remaining in Old Lyme — and/or young people looking to move into the community. 

These include small apartments above businesses with first floor retail; but could possibly include town houses. — but that is not a “given.” 

• New commercial buildings in the HROD must include mixed use with retail/offices on the first floor and residential on the second. 
• Current property owners can choose to stay put without modification; but if they want to take advantage of the HROD, must include mixed use.

The Jargon:

A mixed-use neighborhood includes both housing and commercial/retail spaces; and often provides housing options and services accessible to all income levels. 

It is not uncommon to find pharmacies, restaurants and cafes, delis, dry cleaners, and grocery and hardware stores within walking distance. 

Waxing poetic, mixed use neighborhoods offer a lifestyle option for those who do not have a desire to live in the suburbs or in places that are dedicated to residential uses only.

The vibrant nature of mixed use neighborhoods derives from the fact that these areas are more active for more hours of the day, rather than just a few hours in the morning and a few in the evening.

Design Guidelines:

New guidelines and supportive “Village District” zoning are designed to attract retail and residential investment that will serve the needs of Old Lyme and create a ‘look and feel’ on Halls Rd. that is in keeping with the rest of the town; but still require conformance with current zoning and established architectural standards.

The HROD includes a Design Review Committee as a first step for developers to ensure that the scale and design of any proposed construction is consistent with the aesthetics and character of Old Lyme prior to going before the Zoning Commission for project approval. 

Author’s Thoughts:

I was impressed with the depth and detail included in project documents supporting this thoughtful and well-planned initiative.

This is a worthy project and the end result will be important. Nevertheless, I discovered in my research that the discourse on HROD was surprisingly mean-spirited; and I wondered where that attitude was coming from. 

I used “the friendly confines,” phrase above to describe Old Lyme; Chicago Cubs fans will recognize that it was coined by Hall of Fame shortstop Ernie Banks as the nickname for Wrigley Field—”Win or lose, it’s always a good afternoon at the Friendly Confines.”

Editor’s Note: This is the opinion of Thomas D. Gotowka.

About the Author: Tom Gotowka is a resident of Old Lyme, whose entire adult career has been in healthcare. He will sit on the Navy side at the Army/Navy football game. He always sit on the crimson side at any Harvard/Yale contest. He enjoys reading historic speeches and considers himself a scholar of the period from FDR through JFK. A child of AM Radio, he probably knows the lyrics of every rock and roll or folk song published since 1960. He hopes these experiences give readers a sense of what he believes “qualify” him to write this column.

Sources— HROD:
BSC Group. “Halls Road Master Plan for the Town of Old Lyme, CT.” June, 2021
HRIC. “Frequently Asked Questions.” 
HRIC. “Halls Road Overlay Zone.: Perceptions and Realities.”
HRIC. “HROD Design Guidelines.“
HRIC. “Project Status Update from Halls Road Improvement Committee.” LymeLine.06/22/2024
Todd, J&R. “Op-Ed: Reject HROD— Don’t Compromise Old Lyme’s Identity: “Thoughtful, Transparent Planning” Needed.” LymeLine. 02/05/2025
Margules, H. “Op-Ed: Support HROD—Inevitable Halls Rd. Will Change, Optional Overlay Positions Old Lyme to Better Manage Its Future: Other Choice is Leave it to Chance.” LymeLine. 02/08/2025.
HRIC. “Statement from Old Lyme’s Halls Road Improvement Committee: “Setting the Record Straight on the Halls Road Overlay District (HROD).”LymeLine. 02/14/2025.